2925 Dobbins Bridge Rd · Anderson, SC 29626

$145,000

3 bd · 2.0 ba · 1,904 sqft · Other public records · 16 Days on market

1.05 ac lot

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor's special. This 3 bedroom 2 bath home sits on just over an acre of beautiful property. Completely fenced in yard includes a large storage barn in the backyard. The home is being sold as-is and will require a cash sale only. It will not qualify for financing. Contact agent for your showing today.

Key facts

• Acre of property
• Large storage barn
• Fenced in yard

Tags

• FENCED IN YARD
• LARGE STORAGE BARN
• ACRE OF PROPERTY

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached carport (1-car); Paved concrete driveway
• Utilities: Public water; Public sewer; Gas water heater; Private garbage pickup; Electric power for heating and cooling
• Home design: Single-story home; Approximately 31–50 years old; Has an outbuilding for storage; Crawl space foundation
• Construction: Stone and vinyl siding construction; Composition shingle roof; Crawl space foundation; Outbuilding present
• Exterior features: Stone and vinyl siding exterior; Composition shingle roof; Corner, level lot

Interior

• Kitchen: Kitchen about 14 x 12; Stand-alone electric range
• Bedrooms: Primary bedroom on main level; Three bedrooms on the main level (each about 12 x 12); Primary bedroom approximately 12 x 12
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Wood-burning fireplace; Other interior features (see remarks)
• Laundry & utility: Laundry area in garage/storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.2% in Anderson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#98 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities C-, crime F, commute F.
• Anderson 05 (suburban): math 44% / reading 49% proficiency, ranked #20 of 80 in SC (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mclees Elementary (math 51% / reading 47%, grade D, #187 of 597 statewide, top 32%, 592 students, 100% FRL); Robert Anderson Middle (math 27% / reading 27%, grade F, #153 of 229 statewide, top 68%, 1,131 students, 100% FRL); Westside High (math 53% / reading 75%, grade B-, #92 of 196 statewide, top 48%, 1,769 students, 89% FRL) — zoned schools average 96% FRL vs 52% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $145k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-6,289
• Equity at exit: $21,620

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $16,555
• Equity at exit: $12,537

Cash invested: $40,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29626

• Home prices YoY: -19.8%
• Active inventory: 118
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $271

Break-even live

Break-even rent $1,130

Max offer price $145,000

Occupancy floor 77%

Sensitivity live

Price	-10% $353	-5% $312	+0% $271	+5% $230	+10% $189
Rent	-10% $155	-5% $213	+0% $271	+5% $329	+10% $387
Rate	-1.0pp $344	-0.5pp $308	base $271	+0.5pp $233	+1.0pp $195

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-18
   status Pending

   Show marketing remark (305 chars)

   Investor's special. This 3 bedroom 2 bath home sits on just over an acre of beautiful property. Completely fenced in yard includes a large storage barn in the backyard. The home is being sold as-is and will require a cash sale only. It will not qualify for financing. Contact agent for your showing today.

2. 2026-04-18
   status Pending 305-char remark

   Show marketing remark (305 chars)

   Investor's special. This 3 bedroom 2 bath home sits on just over an acre of beautiful property. Completely fenced in yard includes a large storage barn in the backyard. The home is being sold as-is and will require a cash sale only. It will not qualify for financing. Contact agent for your showing today.

3. 2026-04-02
   listed $145,000 Active 305-char remark

   Show marketing remark (305 chars)

   Investor's special. This 3 bedroom 2 bath home sits on just over an acre of beautiful property. Completely fenced in yard includes a large storage barn in the backyard. The home is being sold as-is and will require a cash sale only. It will not qualify for financing. Contact agent for your showing today.

4. 2026-04-01
   listed $145,000 Active
5. 2021-01-26
   soldstatus $80,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $858 · $72/mo
• Projected year-2 tax: $858 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,669
• − Mortgage interest: −$8,122
• − Property taxes: −$858
• − Insurance: −$725
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,218
• Taxable income: $918
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $3,030/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Anderson 05
• NCES district ID: 4500900
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $39,718
• Composite: 38.89/100
• National rank: #4098
• State rank: #20 of 80 in SC

Livability — Anderson

• Score: 67/100
• State rank: #98
• US rank: #10772

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment F Housing B+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 87,992
• Population (ZIP): 13,678

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 20% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Slovak 2% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.00%
• Current HPI: 274.7245
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+81.2% since first listed

5 events — show timeline

• 2026-04-18 Pending — Greater Greenville MLS
• 2026-04-18 Pending — WUMLS
• 2026-04-02 Listed $145,000 WUMLS
• 2026-04-01 Listed $145,000 Greater Greenville MLS
• 2021-01-26 Sold (Public Records) $80,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $858 · +3.2% YoY. Source: county tax records.